Chadwell · Redbridge · Ilford South constituency · 51.57935, 0.12767

RM6 5AP— Chadwell, Redbridge

Location and area intelligence for RM6 5AP, Chadwell, Redbridge

London's quiet achiever

 

Schools 50%Safety 85/100Transport 22/100Yield 4.42%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
85
Schools
30
Transport
22
Environment
66
Investment
53

The bottom line

RM6 5AP offers low crime and fast broadband — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 52 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

RM6 5AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-43.0% vs London avg

Deep-dive guides for RM6 5AP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How RM6 5AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

St Bede's Catholic Primary School

Not yet inspected · Inspected Sept 2024 · 4 min walk

KS2: 109.5

—

Secondary

Chadwell Heath Academy

Not yet inspected · Inspected Apr 2025 · 13 min walk

P8: +0.38A8: 51.2

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Sheringham Nursery School & Children's Centre

Not inspected · 68 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

37.1 incidents per 1,000 residents

Better than 73% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences46%
Anti-social behaviour14%
Other14%
Vehicle crime13%
Robbery4%
Burglary4%
Drug offences3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dagenham Fire Station · 3.0km

Crime is 43% below London average

Property

Prices, sales volume and market trends

Avg floor area93.1 m²

EPC breakdown

C
18%
D
8%
E
3%
G
1%

Based on 30 properties · Confidence: high

Street mix

Semi 42%Terraced 58%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£232,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £2,011
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7.4%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.3%

per year

Acceleration

+10.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached42.4%
Terraced57.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£66k£88k+33.3%1.3
Post-dot-com plateau2001–2004£134k£189k+41%2.7
Pre-crash peak2005–2006£210k£231k+9.9%3.5
GFC & correction2008–2012£220k£219k-0.3%1.7
Help-to-Buy recovery2013–2015£215k£325k+51.2%1.7
Brexit uncertainty2018–2018£365k£365k+0%3
Current market2024–2024£450k£450k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Semi-detached

+0.4% alpha

Terraced+0.6% α
Local
8.6%
District
8%
Semi-detached+0.4% α
Local
5%
District
4.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Chadwell Heath Rail StationElizabeth line line
15.1 min walk
Chadwell Heath→ Fenchurch Street· 6 tph
42 min

Nearby stations

Chadwell Heath Rail StationElizabeth line
16 min walk
Chadwell HeathNational Rail
16 min walk
Goodmayes Rail StationElizabeth line
24 min walk
Newbury Park Underground StationCentral
33 min walk
Seven Kings Rail StationElizabeth line · Greater Anglia
34 min walk
No bus stops within 400m

9

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria71 min ↑
Waterloo64 min ↑
Canary Wharf ★52 min
City59 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park399m
Santander docks (800m)0
Nearest cycle dock9.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.5 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 40%
More green space than 88% of London

Nearest SSSI: Hainault Forest SSSI — 4.9 km

Energy

Solar: 862 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE SURGERY

200 CHADWELL HEATH LANE, CHADWELL HEATH, RM6 4YU

6 min walk

56%

Recommend GP

56%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalKing George Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Eva Hart (997 m)

No restaurants within 800m — nearest: Millions Pizza (953 m)

Nearest supermarketCostcutter · 954 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
653 licensed premises in borough261 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

804m

Post office

Nearby shops

Chadwell Supermarket718 m
Co-op Food778 m
Marks Gate Groceries781 m
Rose Lane Convenience807 m

Nearby cafes

Il Patio953 m
Bon Appetit972 m
Sip & Savour Cafe995 m
Foodies1.0 km

Nearby restaurants

Millions Pizza953 m
Maxi Grill953 m
Spice Hut953 m
Hungry Bites954 m

Nearby pubs

The Eva Hart997 m
The Harrow1.1 km

Nearby pharmacies

Wellbeing Pharmacy968 m

Nearby health

Chadwell Heath Surgery701 m
Chadwell Dental Care964 m
Food hygiene (5-star)57% of 14

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
194

High street

E

High street health

Registered businesses

CARE FIRST CARE LTD
CLASSIC CODE CREATION LTD
COMUNIT ADVERTISING LIMITED
COMUNIT INVESTMENTS LTD
COMUNIT LIMITED

+8 more

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,400London avg: £1,950/mo
Gross yield
4.4% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition194

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.7%

Rent growth (1yr)

Market liquidity

Future outlook

17

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,033m
Crossrail 2 route13,001m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,410 nationally

1,911

Est. population

10,854/km²

59%

Employed

40%

Degree educated

6.8%

Claimant rate

SuburbanHigh densityEstablished mixed

55

Community stability

Age profile

32%
20%
23%
17%
Under 1832%
18–3420%
35–4923%
50–6417%
65+9%

Tenure

26%
47%
17%
Own outright26%
Own (mortgage)47%
Private rent17%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

23%
49%
14%
White British23%
White Other5%
Asian49%
Black14%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household17%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent17%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
18
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
14
Local approval rate
58%
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
15 homes · 33-37, 33-37, NASH ROAD, CHADWELL HEATH, RM6
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, GREGORY ROAD, RM614 homes
completed
Development site adjacent 24-26, Development site adjacent 24-26, Field Park Crescent, Romford, RM6 5AP6 homes
completed
24, Inverclyde Gardens, Chadwell Heath, RM6 5SH3 homes
completed
Development Site Rear 8 To 10, Rear of 8 to 10, Freshwell Avenue, Chadwell Heath2 homes
completed
201, Somerville Road, Chadwell Heath, RM6 5AT1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
29%
Election year
2022
MP
Jas Athwal (Labour)
MP majority
6,894
Constituency
Ilford South

Councillors

Hannah Amirah ChaudhryLabour
Bert Alexander JonesLabour
Anne Marie SachsLabour

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Key facts for RM6 5AP

Full postcodeRM6 5AP
Postcode districtRM6
BoroughLondon Borough of Redbridge
WardChadwell
Latitude51.579346
Longitude0.127668
Parliamentary constituencyIlford South
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey